Two bedrooms remaining in this beautiful SDA property built to meet high physical support needs with OOA (on-site overnight accommodation for support workers). This property features streamlined kitchen workspaces and appliances, with a large living and bedroom area along with charming outdoor spaces. For more information submit and expression of interest form or give us a call. Images below:
NDISP has limited MTA available on the Mornington Pennisula
We have some accommodation for up to 90 days available.
People with a Disability in Residential Aged Care – MTA Funding Available
The NDIS provides Medium Term Funding for a range of reasons including if you are residing in Residential Aged Care.
SDA Eligible People – Permanent Home is Possible
If you are SDA eligible then we are looking for people who would love to live on the Peninsula for their forever home. 10 Year leases are available, though would have to reside under MTA funding until the Covid-19 situation resolves.
contact [email protected] or phone 03 9998 7427
2 Weeks from Completion in Park Ridge
We have just picked up a 3 bed plus OOA property in Park Ridge QLD. Close to Shops with great outlook. All 3 bedrooms have ensuites. LHA Platinum and SDA High Physical Support Standard.
2 Residents Only to Share. Fully Accessible Level SDA Minimum
This property was built and designed by others. While it has great finishes, it is not up to NDISP’s High Physical Support Standard and we don’t consider it suitable for HPS participants, although if you are at HPS SDA standard you are always welcome to have a look.
Great Outlook, Quiet Street, Close to Shops
The back of the property overlooks acreage properties from an elevated position.
700m to Supermarket, Medical Centre & Pub
The location is quiet but you are close to amenities
Meeting the Minimum LHA or SDA Standard Doesn’t Work for HPS Eligible Participants (mostly)
We see so many completed properties where the owners want us to be their SDA Provider and we have to say no. They are approved and pass the standards, yet just aren’t suitable for the people who need High Physical Support.
Many of the standards are based off the minimum requirements for lightweight manual wheelchairs, not for a large power chair or a shower bed. Imagine driving your chair around a corner past your bed with 50mm clearance on each side, let alone if doing so with your chin. Now some people we have met are precision drivers, but you wouldn’t want to have be precision all the time in your house.
The SDA standard is a great improvement and is there to be a minimum. If you are looking at receiving the HPS funding then you need to well exceed the standards and spend significant money to make it work.
High Physical Support Properties Need Full Automation
If the property hasn’t got fully auto doors, lights, blinds and air conditioning at completion then it’s not suitable. NDIS funded modifications take too long.
1020 doors are too small. The minimum clearance beside the beds and at the foot of the bed are too small for people in big chairs.
Corners, Showers Next to Toilets, Ramps etc
Corners get destroyed, showers next to toilets are unusable for people who shower in chairs or beds. Ramps look like an afterthought.
Design AFTER Speaking to People Who Use Them (Not Managers or People Who Do)
Just like the new hospital wards that turn out to be completely unsuitable when the nurses finally get to see it (usually on the day they move in), many of the experts in this field don’t spend time with the support workers and participants who use them, they spend time with management or other experts.
There needs to be minimum standards to ensure a minimum, that doesn’t mean its fit for purpose. Speak to the people who live in them or those that support them.
Murray Anderson Place is Ready to Open the Doors
After some incredible efforts (see History below) from a great community Murray Anderson Place in Rosebud on the beautiful Mornington Pennisula is ready to open the doors.
4 x 2 Bed (plus Carer) SDA Units for 1 HPS and 1 IL Participant
The 4 units each have 3 bedrooms in them, 2 for participants, one for a carer or support worker. Due to historical funding grants there is a delivery requirement that each unit is occupied by one individual with High Physical Support SDA funding and one individual with Improved Liveability SDA funding.
Need an Awesome Place to Call Home in Rosebud?
The Southern Mornington Peninsula Uniting Church started the journey to deliver disability accommodation in 2012. This was before the NDIS and SDA was even a consideration for them.
The building has been project managed by Property Services Group of Uniting Church in Australia Synod of Victorian and Tasmania.
After completion of the building, in 2019 the SMPUC in conjunction with Uniting Church in Australia Synod of Victorian and Tasmania conducted a national tender process for the appointment of a Specialist Disability Accommodation provider. NDISP is very pleased to have won the tender and to have worked extensively with these groups through the interesting times of 2020 with the common goal of providing places people are happy to call home.
The First SDA Properties in Bundaberg Started Construction Today
After an intensive few months of design, the first 3 SDA Properties of ours in Bundaberg started today. At this stage we have 7 properties starting construction this month and more next month.
These SDA Properties were Full Before Construction Started
We are building these different properties specifically for participants and so they are already full. We have worked with some great participants, support co-ordinators and support workers to get here.
More Participants Wanted for Stage 2 Developments
At this stage it looks like we will be in a full time development program in Bundaberg for the next 3 years or so.
We love getting people out of inappropriate accommodation and into places they are happy to call home.
If you or your loved one is looking to do the same and you think they may be SDA eligible then please feel free to get in contact.
Thanks to Integrated Disability Support Services
A special thank you goes to Kahli and the team from IDSS for the original invite to come to Bundaberg and their continued support and introductions to others since. They are truly selfless and so focused on the best outcome for participants, the ones they work with or otherwise.
We Setup a Minimum Spec Room
Then we had someone in a medium sized power chair try and use it. And it just didn’t work. The chair actually got stuck and hit the bed trying to turn the corner
NDISP SDA Properties Exceed Standards
We exceed the standards as we have spent an enormous amount of time with participants seeing what works and what doesn’t.
When designing your SDA property it’s vital that you work with participants to ensure your SDA property works.
Taken straight from the NDIS Website
If you’re eligible for SDA, the next step is to decide what kind of SDA we will fund for you. We’ll determine the following things for you in your plan:
- a design category
- a building type
- an appropriate location.
Check out the SDA Rules for extra information.
What’s an SDA design category?
We look at your support needs to recommend the right design category.
There are five SDA design categories:
- Basic – housing that doesn’t have special design features. Basic dwellings are normally older housing built before the NDIS started. Funding for this is only included in your plan if you’ve lived here before, and choose to continue living here.
- Improved Liveability – housing that includes better physical access. It also has more features for people with sensory, intellectual or cognitive impairments.
- Fully Accessible – housing that includes a high level of physical access features for people with lots of physical challenges.
- Robust Construction – housing that includes a high level of physical access. It must be very strong and durable, reducing the chance of repairs and upkeep. The way it is built should make it safe for you and others. Robust dwellings may suit people who need help managing behaviours of concern.
- High Physical Support – housing that includes a high level of physical access for people with significant physical impairment. This SDA is designed to help people who need very high levels of support.
Working out the right SDA design category for you
We look at your individual needs when determining your SDA design category.
You may need other supports, so we’ll also look at how the features of each design category would help facilitate them.
A design category isn’t appropriate for you if it makes it harder to get other supports. Or, if it would be risky for your health and safety.
When we determine your design category, we will look at reports from your doctor or other health professionals. We also look at your goals and aspirations.
We will consider things like whether you need additional space around your bed, bathroom or kitchen to be able to use them. Or if your care needs require particular features.
Usually, we select the design category that helps you receive your other supports and has the features you need to live there. We will also think about the support model that best suits your needs.
What SDA building types are there?
There are five building types:
- Apartments – self-contained units that are part of a larger residential building.
- Duplexes, Villas, Townhouses – separate but semi-attached properties within a single land title or strata titled area. This also includes standalone villas or ‘granny flats’.
- Houses – detached low rise dwellings with garden or courtyard areas.
- Group Homes – houses that hold up to five long-term residents.
- Larger Dwellings – houses that house more than five long-term residents. This is also called “Legacy”. Larger dwellings are only for participants who already lived in this type of house, before their first plan.
Determining the right SDA building type for you
Your individual needs help us work out the SDA building type that’s best for you.
We think about the features of each building type, and which would meet your needs best. We also look at how the building type would help in:
- providing your other supports
- whether it would better allow you to pursue your goals
- if it would be more likely (than another building type) to improve outcomes for you.
Key things we also think about are:
- what kind of building you’d like to live in
- if it works with the support model you need
- whether the building type is value for money.
Generally, the lowest cost building type that meets your individual needs will be what we fund.
How do we work out the right SDA location?
We’ll include an SDA location in your plan. An example of an area is Queensland – Brisbane – East. Or, Tasmania – Launceston and North East.
We decide the location by understanding:
- where you live now and where you’ve lived before
- where you’d like to live
- how the location would help you pursue your goals
- how you could access community and mainstream services
- how the location would help you connect with community or culture
- how the location will help you stay in touch with informal supports like family and friends.
If you have more than one place you would be happy to live in, we can include more than one location.
What’s the best support model for me?
When we determine your SDA type and location, we will also look at what kind of support model you need.
A support model is how your person-to-person supports are delivered. It includes where those supports are provided. It also includes how your SDA and person-to-person supports work with other supports, such as assistive technology.
SDA is designed to work with a number of different support models.
- support provided in your SDA
- ‘concierge’ support, which is available quickly to a number of SDA dwellings inside the one building
- ‘mobile’ support, which is available quickly to a number of SDA dwellings within a short distance from one another.
For example, you might need immediately available person-to-person support. But if you can be alone safely sometimes, the best support model for you may be concierge or mobile support.
If you are eligible for SDA, we can also consider Personal Care Supports or Supported Independent Living (SIL) in your plan.
We look at reports from your doctor or other health professionals when considering what kind of support model you need.
We know that your support model may change over time. For SDA we consider how often you need access to your other supports and how quickly you need to access them.
The other parts of your support model will be included in your plan individually. They are not linked to the SDA supports in your plan.
Appendix G- Shared living arrangements, including with people who are not SDA-eligible
There is now clarity around sharing and pricing. And the news is great it makes it all feasible for providers and investors for sharing. – read more here
- When a number (n) of SDA-eligible participants are sharing an enrolled dwelling with a number (m) of people who are not an SDA-eligible participant (with one person per bedroom and no vacancies) then:
- The SDA price limit for each of (n) SDA-eligible participants is the SDA price limit that would apply if the dwelling was of the same build type and design category and had (n) bedrooms;
- The reasonable rent contribution for each of the SDA-eligible participants is equal to RRC (Single); and
- The rental payment by each person who is not an SDA-eligible participant is not price regulated.
- When an SDA-eligible participant is sharing a bedroom in an SDA enrolled dwelling with another SDA-eligible participant
- The SDA price limit ( for each SDA-eligible participant sharing a bedroom with another SDA-eligible participant is as follows
where is the price limit that would apply if one SDA eligible person was occupying the bedroom (after the application of paragraph 1 if necessary):
- The reasonable rent contribution for each SDA-eligible participant sharing a bedroom with another SDA-eligible participant is equal to RRC (Member of a Couple); and
- For any other SDA eligible participant in the dwelling:
- The rate of SDA payable in respect of each of those participants is ; and
- The reasonable rent contribution for each of those participants is RRC (Single) .
- When an SDA-eligible participant is sharing a bedroom in an enrolled dwelling with a person who is not an SDA-eligible participant:
- The SDA price limit ( for the SDA-eligible participant is as follows
where is the price limit that would apply if one SDA eligible person was occupying the bedroom (after the application of paragraph 1 if necessary):
- The reasonable rent contribution for the SDA-eligible participant is RC (Member of a Couple);
- The rental payment by each person who is not an SDA-eligible participant is not price regulated; and
- For any other SDA eligible participant in the dwelling:
- The rate of SDA payable in respect of each of those participants is ; and
- The reasonable rent contribution for each of those participants is RRC (Single)
- When an SDA-eligible participant is sharing a bedroom with a person who is not an SDA-eligible participant and that person is a child or financial dependent of the SDA-eligible participant:
- The SDA price limit for the SDA-eligible participant is the same as if the participant was living in the bedroom on their own; and
- The reasonable rent contribution for the SDA-eligible participant is the same as if the participant was living in the bedroom on their own.
Summary in Plain English (ish)
1. TWO SDA Eligible Participants Sharing a Bedroom
1/2 the normal SDA Rate – 1/3 of the Reasonable Rent Contribution (single) Plus RRC Couple
2. Participant Sharing a Bedroom with their financially dependent spouse or child
Same as normal
3. Participant(s) sharing a DWELLING with a non SDA Eligible Participant
The same rate as if the number or participants was equal to the number of bedrooms. Eg 2 participants and a non participant sharing a 3 bed house, each participant is at the 2 bed rate.
4. Participant sharing a BEDROOM with a non SDA Eligile Participant
Normal SDA rate -2/3 of the single reasonable rent contribution.
NDISP have released more SDA property walk through videos, check them out!
Have you ever wondered what a high physical support SDA property should look like? Then have a look at our most recent walk through videos.
Our homes are new, clean and easy living. Our properties contain the platinum plus features (information can be found on our website), large bedroom and bathroom areas, a courtyard and an outdoor area along with an accessible kitchen and very large living room.
Click on the following link to view our videos, https://www.ndisp.com.au/videos/.
In a media release earlier today, the NDIS minister confirmed that further changes will be made to the delivery of NDIS plans so that participants have more choice and flexibility when accessing SDA assistance/funding.
The minister advised that the changes to the SDA rules will mean that couples can share a bedroom if they choose, and children will be able to share a room with their parents or siblings. The minister confirmed that these changes are important as they assist participants in reaching their goal of independence.
The following was announced during the release, ‘The NDIS enables people with disability to live more independently and one of the most fundamental aspects of all our lives is having choice and control over where we live, who we live with and the supports we need,’ Mr Robert said. ‘We are improving the range of options available to participants who have SDA in their NDIS plans, while also stimulating growth in the SDA housing market.’
Hello everyone! We hope those that could attend our open homes on the 16th June enjoyed themselves and our properties. If you couldn’t make it, don’t forget that you can still view our properties on our website via the SDA Properties tab. We a have a wide variety of properties both for sale and rent. If you have any questions or want to get in contact, don’t forget to call or email us, we are happy to help.
Transition Delayed to 1 December 2020
Reason Given is for Dealing with COVID-19. 3 Active Cases in whole of WA
All of the quality providers we have met in WA were ready to transition and already had great systems and compliance in place prior. All the delay does is extend the life of those providers who have poor systems and compliance and have little chance of passing an NDIS QSC Audit.
This is Bad for Some Participants.
The compliance obligations of the NDIS QSC are enormous compared to the former NDIA and state based regimes. We know of participants living in SDA housing where the owners of the houses have been made the NDIS SDA Provider yet the ones we spoke to were not even aware of the policies or procedures they had used to apply for registration, let alone about how to comply with them. There are trades and services people going into SDA properties with no safety checks, no inductions, no training, nothing.
Great Providers were Ready and have been Compliant for Years
As above, all of the great providers were ready and had outstanding compliance and quality control systems in place for a long time prior. Unless we are missing something it just looks like those providers with poor compliance systems have been given an extra 6 months. We hope it doesn’t result in any harm coming to participants
Check Out NDISP’s New Ready To Go Rental Properties
Have you had a look at our SDA Property Rentals lately. Three new properties are up on our website and available now. They all look amazing, so make sure to make your inquiries soon because they may not last for long.
Link to rental page: https://www.ndisp.com.au/rental/
Video Fly Through of Sunshine Coast MTA
Exclusive Accessible Design Without Compromise
NDISP is like no other with their Platinum Plus SDA Properties; smart designs, all inclusive standard features and premium locations. Platinum Plus includes non slip tiles, keyless security systems, home automation systems and so much more.
By using smart home automations, you can have all the freedom to control your environment. From your phone/tablet you can control the lights, fans, TV, blinds and doors with just a touch. Platinum Plus also gives you the independence to enter and leave your home without assistance.
All NDISP smart homes have doors with automatic openers that can be controlled using your voice, a pin code, a phone/tablet or key. Our homes also come with attractive concealed ceiling rails pre-installed to take you from bed to bathroom. All bedrooms are generously oversized to allow for the extra equipment you may need on a daily basis. Bathrooms typically exceed the standards set in the LHA Platinum certification. Emergency call via voice or button activation. And the best part of all, every bedroom has its own fully accessible bathroom! No sharing required!
Click the following link to express your interest in NDISP Homes: https://www.ndisp.com.au/formpage_eoi_rental/
Fitting Out Sunshine Coast MTA in 2 Days
We found out on Wednesday afternoon that someone was stuck in hospital and needed Medium Term Accommodation (MTA) asap. So we rounded up a crew and put together a whole house load of furniture.
All Hands on Deck
Jon and Darryl enlisted some of the Yellow Card team but rolled up the sleeves and got stuck in.
We are very much looking forward to moving someone in in the morning.
This is What it is All About
Helping people is why we are here. Whilst this property was going to become MTA, we were going to sort this over the coming weeks. But with someone needing to get out of hospital we just couldn’t wait. It’s a privilege to be in a position to help people.
We also have SDA and more MTA coming on board
3 Bed Plus OOA High Physical Support Share House
It was lovely to see another 3 Bedroom High Physical Support SDA property completed and handed over from the builder to us today in Aura on QLD’s Sunshine Coast.
A Whole Week of Inspections
Jon, Darryl and Peter will be flatout next week as we have back to back inspections.
13,944 Participants Approved for SDA 956 New Build Dwellings
There were 13,944 participants approved for SDA with only 956 New Build Dwellings, plus 24 refurbished, 197 legacy and 2,946 existing dwellings across Australia.
QLD – 1,378 Participants Approved for SDA 166 New Build Dwellings
There were 1,378 participants approved for SDA with only 166 New Build Dwellings, plus 5 refurbished, 37 legacy and 354 existing dwellings across QLD.
NSW – 5,061 Participants Approved for SDA 513 New Build Dwellings
There were 5,061 participants approved for SDA with only 513 New Build Dwellings, plus 5 refurbished, 59 legacy and 1,308 existing dwellings across NSW.
VIC – 4,738 Participants Approved for SDA 125 New Build Dwellings
There were 4,378 participants approved for SDA with only 125 New Build Dwellings, plus 14 refurbished, 85 legacy and 376 existing dwellings across VIC.
WA – 391 Participants Approved for SDA 13 New Build Dwellings
There were 391 participants approved for SDA with only 13 New Build Dwellings, plus 0 refurbished, 37 legacy and 354 existing dwellings across Australia.
SA – 1,770 Participants Approved for SDA 166 New Build Dwellings
There were 1,378 participants approved for SDA with only 166 New Build Dwellings, plus 5 refurbished, 0 legacy and 7 existing dwellings across SA.
TAS – 421 Participants Approved for SDA 20 New Build Dwellings
There were 421 participants approved for SDA with only 20 New Build Dwellings, plus 0 refurbished, 3 legacy and 26 existing dwellings across TAS.
ACT – 48 Participants Approved for SDA 11 New Build Dwellings
There were 48 participants approved for SDA with only 11 New Build Dwellings, plus 0 refurbished, 0 legacy and 8 existing dwellings across ACT.
NT – 137 Participants Approved for SDA 8 New Build Dwellings
There were 137 participants approved for SDA with only 8 New Build Dwellings, plus 0 refurbished, 3 legacy and 17 existing dwellings across NT.
NDISP New Medium Term Accommodation (MTA) is Here – Move in Days!
NDISP is super excited to announce that we have launched Medium Term Accommodation.
Medium Term Accommodation is Available can be paid for using core support funding (MTA funding), which is available to some NDIS participants.
MTA funding will only cover the cost of the housing and not the support – you bring your own support workers or we can introduce to you.
Stuck in a Hospital – Medium Term Accommodation is Available to You
During COVID-19 it is likely you will be approved for Medium Term Accommodation very quickly so that you can get out of hospital and make your bed available to others, it also assists you with reducing your risk of catching COVID-19.
Approved for SDA and Waiting for a Vacancy – Medium Term Accommodation is Available to You
When you are approved for SDA and you are waiting for a vacancy to be available then Medium Term Accommodation is usually available to you immediately.
Approved for SDA and Waiting for your New Build to be Finished – Medium Term Accommodation is Available to You
When you are approved for SDA and you are waiting for your SDA New Build to be completed then Medium Term Accommodation is usually available to you immediately.
Our MTA Properties are High Physical Support SDA Properties
We have properties with touchless entry, full automation, ceiling rails massive ensuites, auto doors, blinds, lights and airconditioning.
Usual Requirements for MTA
When a person is in an exceptional circumstance and is discharged to interim housing without a long term housing option identified, it is essential to include a range of safeguards so that the person does not get ‘stuck’ in the interim housing option. These safeguards are things like:
an interim NDIS Plan for 3-6 months at the most
at least 2 hours per week of Support Coordination to explore housing options
more than enough Core Supports budget in the NDIS Plan so that the person is very well supported in this less than ideal, interim housing option
adequate Capacity Building Supports budget in the NDIS Plan so that the person can be supported to continue to build their skills and not deteriorate while they are in any interim housing option
Contact Us Now and Move in Next Week
Call us on 07 3724 0020
Email us at [email protected]
NDISP Got the Keys to This Awesome 3 Bedroom Specialist Disability Accommodation property on the Sunshine Coast
It was an outstanding day for us taking possession of this awesome SDA place on the Sunshine Coast.
Awesome work by
DB Construct an outstanding building company on the Sunshine Coast. Shout out to Daryl and Matt for all their hard work
Robust Housing Has Varying Degrees Above the Standard
The Standard for SDA Robust Housing is:
- Liveable Housing Australia ‘Silver’ level.
- Resilient but inconspicuous materials that can withstand heavy use and minimises the risk of injury and neighbourhood disturbance including:
- high impact wall lining, fittings and fixtures (e.g. blinds, door handles);
- secure windows, doors and external areas;
- appropriate sound proofing if residents are likely to cause significant noise disturbances (if required must retro-fit in new builds if not previously installed at building stage); and
- laminated glass.
- Layout with areas of leaving or retreat for staff and other residents to avoid harm if required.
- Consideration must be given to providing adequate space and safeguards throughout the property to accommodate the needs of residents with complex behaviours.
NDISP SDA Robust Housing
NDISP has been working hard with providers on SDA Robust housing for a long time. We were only going to introduce robust designs into our portfolio of properties once we knew as much about them as we did about High Physical Support and Fully Accessible. We also wanted to spend a lot of time with various care providers in this space making sure that we could identify best practice.
All NDISP Robust Housing Include:
- 3m high ceilings
- impact check walls (over ply or 300mm stud spacing – builder dependent)
- laminated glass windows
- double framed cavity walls between bedrooms with insulated cavity for sound proofing
- double framed walls with TV recessed into wall behind perspex framed into wall for smooth, inconspicuos but damage resistant surface
- solid core doors with 4 hinges to metal door frame
- dimmable LED recessed lighting
- warm and calming colour schemes
- designs to feel as far from institutional as possible
- No shower screens
- No sharp edges to cabinetry
- Ensuites to Every Bedroom
- Soundproof Secure OOA
- Front facades indistinguishable from neighbouring properties
NDISP SDA Robust Housing Can Also Include:
- separate lockable butlers pantry with fridge/freezer, additional sink, hotter water, and sharp, heavy or breakable objects can be stored
- almost self contained living area inside the dwelling for each participant
- significant separation and minimal numbers of participants (if not individually separated villas)
- large outdoor areas and large block
We always work with care providers, participants, and their loved ones as may be appropriate for the particular situation to ensure that our properties not only exceed the standard, but are fit for purpose.
SDA Consulting Has a Great Guide to the Highest Degree
Whilst we don’t currently work with them, SDA Consulting’s How to Design and Build Robust Housing contains a guide on how to build robust housing. The photos below are taken from their site to illustrate their designs and also to encourage interested parties for this level of SDA to visit their site (NDISP may also do Robust to the highest degree). As acknowledge by them, some of their components (as are some of ours) may be considered restrictive practices. Their design recommendations include:
- the kitchen is locked off and through a servery;
- The meals area is picnic bench style
- Outdoor areas have unscaleable walls
Summer Foundation & Social Ventures Australia March 2020 Report into SDA Supply in Australia
The latest report from the Summer Foundation and Social Ventures Australia continues to show a significant shortfall of SDA.
NDISP Accounts for Majority of QLD & WA Supply & Significant Contribution to NSW and VIC
NDISP was a contributor to this study. Our pipeline of dwellings under development was reported and makes us responsible for the majority of QLD and WA supply. Our QLD, NSW & WA supply has since increased.
Significant Shortfall of SDA Property
There remains 7,750 more places needed on top of the properties in the pipeline.
One of 5 SDA Houses about to finish on QLD’s Sunshine Coast. 5 More about to start, plus 12 units.
SDA House in Nambour – Internal Painting is Finished
You can see from the photos below the painter has just finished at one of our Choice 3 SDA houses in Nambour.
SDA Kitchens & Bedroom Kitchenettes
The kitchens and the kitchenettes are also sitting in place (the flooring has to go underneath them so the cupboards touching the floor are not attached yet.
1200mm Doors, 1500mm Hallways
The photos really let you start to see the size of the properties. We are really excited to see years of planning taking shape and getting closer to tenants moving in.
Large Bedrooms, Doors & Hallways Stand Out
Our 5 x 3 bed Choice 3 H (couple of different designs) are finishing on the Sunshine Coast.
Here is a little video of one of them (others are further on but we like the raw nature of this one).
Finished Before Easter
This place will be finished before Easter
How Long is SDA Here For?
The NDIS has based pricing on ensuring a return for 20 years, after which they still have priced the SDA payments way above market to encourage people to keep their property as SDA.
New Build Price for 20 Years
The new build price is for 20 years. Below is the table from the SDA Pricing Guide
|Building Type / Design Category||Basic||Improved Liveability No OOA||Improved Liveability With OOA||Fully Accessible No OOA||Fully Accessible With OOA||Robust No OOA||Robust With OOA||Robust +1 Room||High Physical Support No OOA||High Physical Support With OOA||Innovation|
Funded as trials and/or new design categories added over time
|Apartment, 1 bedroom, 1 resident||NA||$35,605||$41,541||$57,489||$67,072||NA||NA||NA||$76,255||$88,965||NA|
|Apartment, 2 bedrooms, 1 resident||NA||$42,391||$49,456||$70,028||$81,699||NA||NA||NA||$94,881||$110,694||NA|
|Apartment, 2 bedrooms, 2 residents||NA||$16,562||$19,322||$30,214||$36,050||NA||NA||NA||$42,806||$49,940||NA|
|Apartment, 3 bedrooms, 2 residents||NA||$22,128||$25,816||$40,327||$47,048||NA||NA||NA||$58,019||$67,689||NA|
|Villa/Duplex/Townhouse, 1 resident||NA||$25,078||$27,736||$38,654||$42,537||$45,548||$50,295||NA||$52,338||$56,744||NA|
|Villa/Duplex/Townhouse, 2 residents||NA||$15,696||$16,944||$23,918||$25,804||$28,546||$30,835||$1,926||$33,565||$35,684||NA|
|Villa/Duplex/Townhouse, 3 residents||NA||$12,820||$13,669||$20,365||$21,627||$24,748||$26,273||$1,283||$29,437||$30,848||NA|
|House, 2 residents||NA||$22,922||$24,171||$31,324||$33,210||$36,568||$38,857||$1,926||$41,424||$43,544||NA|
|House, 3 residents||NA||$18,016||$18,967||$26,468||$27,882||$31,100||$32,785||$1,418||$38,868||$40,577||NA|
What Does the SDA Payment Look Like After 20 Years
The Table below is for EXISTING stock, the price that you would get today if you had held SDA property 20 years ago and your property just turned 21.
|Building Type / Design Category||Basic||Improved Liveability No OOA||Improved Liveability With OOA||Fully Accessible No OOA||Fully Accessible With OOA||Robust No OOA||Robust With OOA||Robust +1 Room||High Physical Support No OOA||High Physical Support With OOA||Innovation|
Funded as trials and / or new design categories added over time
|Apartment, 1 bedroom, 1 resident||$19,853||$20,293||$23,676||$34,450||$40,193||NA||NA||NA||$53,637||$62,577||NA|
|Apartment, 2 bedrooms, 1 resident||$26,219||$26,758||$31,218||$44,749||$52,207||NA||NA||NA||$69,751||$81,376||NA|
|Apartment, 2 bedrooms, 2 residents||$8,447||$8,718||$10,171||$17,713||$20,665||NA||NA||NA||$30,215||$35,250||NA|
|Apartment, 3 bedrooms, 2 residents||$13,143||$13,491||$15,741||$25,426||$29,664||NA||NA||NA||$42,808||$49,942||NA|
|Villa/Duplex/Townhouse, 1 resident||$10,037||$10,302||$12,304||$17,231||$19,339||$21,400||$24,022||NA||$28,602||$31,377||NA|
|Villa/Duplex/Townhouse, 2 residents||$5,308||$5,484||$6,457||$9,772||$10,796||$12,559||$13,822||+$1,064||$17,555||$18,889||NA|
|Villa/Duplex/Townhouse, 3 residents||$4,296||$4,450||$5,100||$8,328||$9,013||$10,957||$11,798||+$708||$15,601||$16,490||NA|
|House, 2 residents||$6,113||$6,241||$7,215||$10,544||$11,569||$13,687||$14,950||+$1,064||$18,714||$20,048||NA|
|House, 3 residents||$4,691||$5,597||$6,325||$9,916||$10,683||$12,710||$13,641||+$783||$19,493||$20,569||NA|
|Group home, 4 residents||$5,788||$5,973||$6,528||$9,963||$10,548||$12,600||$13,305||+$594||$18,727||$19,537||NA|
|Group home, 5 residents||$4,649||$4,798||$5,237||$8,524||$8,987||$10,880||$11,438||+$469||$16,570||$17,208||NA|
Existing Stock Price is Still Outstanding
If you rented a 1 bedroom (or a 2 bedroom that you allow someone who’s approved for a 1 bedroom as NDISP does) today you would get
$88,965 per year, plus CPI for 20 years
In 21 years time that would drop to
$62,577 plus the CPI you had gain. Still a great return.
If we apply our currently low CPI of 1.8% as the average CPI over 20 years
In 20 years time you would be getting
$127,108 per year
in 21 years time this would drop to
$89,406 per year (almost what you started at)
How’s that Compare to General Property
While that is a significant drop, compare to normal rent,
a new 3 bed unit in Holland Park is advertised on RealEstate.com.au at $540 per week. I have used a 3 bed because they are larger. An SDA unit is dearer than a normal unit but is the size of 3 bed unit.
$28,080 per year now
$40,119 per in 21 years time.
That is almost $50,000 less than the SDA unit, significant time to forget the extra cost from the build.
Sourced from the SDA Position Paper on Pricing
From top of page 19.
The timeframe for the pricing has also been aligned with the expected investment horizon of institutional investors (20 years). To recognise the uncertainty associated with retaining participants for more than 20 years, the pricing model conservatively assumes that at the end of 20 years the property would revert to the general market, providing a lump sum cash flow to the investor equal to the (non-SDA) market value of the property. When combined, the revenue from SDA payments, reasonable rent contributions and the sale value of the property will be sufficient to recover the initial investment, all maintenance, outgoing and management costs, and an ‘institutional’ return on debt and equity.
The new build pricing will only apply for a period of 20 years. At the end of the 20-year period, and the property remains occupied, the pricing will revert to ‘existing stock’ prices, which will provide a superior return to the general rental market and encourage property owners to retain the property as SDA.
488 People in WA Approved for Specialist Disability Accommodation (SDA) (as at 30 September)
According to the COAG reports from the NDIS, as at 30 September there was 488 People Approved for SDA in Perth
8 Approved Properties, 1 of them New
At the same time there were a total of 8 approved properties, only one of them new. With the impending release of the next quarter’s results that will be interesting to see how many have been added. Not many more based on our research.
We are heading back over in the first week of February to have more meetings and get some moving.
Many of our builders return to work tomorrow after a well earned break. Hopefully they are well rested it’s a big year.
Either already under construction or breaking ground this month we have almost 30 SDA properties in
All of the above plus
More Areas Later in Year
We probably missed an area or 2 in the lists above and we are sure we will be asked to help people out of inappropriate places and into ones they are happy to call home elsewhere around the country also.
Need an SDA Property
If you or a loved one are in need of an SDA property then we have the funding and resources to help provide just about anywhere in the country, all you need to do is let us know.
Thanks to DB Construct -Finished 2019 Flat Out
Daryl and the team at DB Construct finished 2019 flatout. They managed to pour a slab in Nambour and put a roof on in Aura on the last day of the building year and did it well.
Daryl, Shawn, Matt and the team have been flat out this month getting our Sunshine Coast builds out of the ground. 4 for the month of December, another 5 in January starting while these are still going.
We just can’t talk highly enough of how great it is working with these guys ( and Kate too). Not only do they do great work and are super organised, they are genuinely lovely people.
Thanks team. Looking forward to working with you to get more than a hundred people out of inappropriate accommodation and into places they are happy to call home on the Sunshine Coast in 2020.
Fully Accessible 3 Bedroom & High Physical Support 3 Bedroom SDA Houses – Smithfield
We are very excited about our move into Far North Queensland.
Building on from our last trip.
It looks like we will be able to break ground in Smithfield just after Australia Day. Looking forward to watching those come out of the ground.
SDA Mission Beach, Cairns CBD and Kewarra Beach
We are also in negotiations on some 2 bedroom Villas ( one resident) in Kewarra Beach, 2 Bedroom units in a block of 4 in Grafton St and some houses in Mission Beach.
SDA Vacancies Smithfield
At this stage we are likely to have one tenant secured for each. Both young people in their 20’s. We are really looking.foewars to working with these young people and finding other people to share with them. We work really hard on making sure the tenants are suited to living together.
Want SDA Elsewhere in Far North QLD
We are privledged to have sufficient funding to build many properties in Far North QLD.
If you or someone you know wants to live in an awesome place then just let us know. We will build something great to suit.
First of 5 Sunshine Coast SDA Property Builds Starting in December
It was great to see Daryl and the team from DB Construct on site yesterday starting the construction of the first of 5 Sunshine Coast SDA Builds start. Another one starts tomorrow and then the rest next week.
Follow the progress of our builds by watching our live camera feeds thanks to Site Cams.
This SDA property in Aura, near Caloundra on the Sunshine Coast with great flat footpaths, parks and shops really close by.
This property is the first Choice 3 SDA (Specialist Disability Accommodation) property on the Sunshine Coast and I know our tenants are really excited about their new home.
5 New Camera Feeds of SDA Construction Sunshine Coast Live
As previously noted, we were starting to roll out camera feeds on our construction sites. Now we have it sorted for how to do it on underground powered sites you will see new cameras added regularly.
There will plenty of more SDA Property Cameras to come soon. While we have more than 200 properties scheduled to build this financial year we will not be putting cameras on everyone but we are likely to have them on at least half.
Freedom 2 SDA Property Brisbane – Everton Hills
Our renderer has been busy working away. Great to see the concepts come to life
This particular SDA Property Brisbane is going to start construction in Everton Hills in Brisbane.
It was a massive 2 days for NDISP at the Brisbane Disability Expo. At some stages there were people 3 deep lining up to chat to each of us.
So Many People Need SDA Property
We met so many people who need SDA property. A lot of them already have SDA in their plan and would move into a place if we had something available today.
We met with many care providers and plan managers with hundreds if not thousands of clients.
There are so many others who were clearly eligible.
So Many People Don’t Know
There were also so many people, including care providers and plan managers, who had heard about SDA property but who didn’t know how it works.
Its this sort of feedback that reinforced the importance of us continuing to do our community events and educate people.
Speaking to Young People in Aged Care is Heartbreaking
Having spent much of yesterday speaking to various people living in aged care, it is really hard to work out what is worse, the ones who are dying, or the ones who have given up and are just waiting to.
Speaking to a lovely lady in her 40s who had a stroke and has spent many years in aged care. It was so clear that she is not complaining, she has accepted that she is going to die there. She tried hard to find somewhere, anywhere, but she was deemed to be in a safe place.
She has SDA in her plan now but her stroke makes it hard for her to find information. Her parents have passed on and other friends and family have drifted away as the reality of visiting her in a such a depressing environment became too much.
It’s also clear that there is just a little spark left inside her giving a hint of the vibrant happy lady she used to be. The system has beaten that vibrancy out of her. I could have cried talking to her just seeing what it has done to her and how she has just accepted that this is her lot on life. But me getting upset would have made her feel bad for upsetting me.
She wasn’t really aware that she could have an independent support coordinator look after and help her find somewhere. The NDIA knows her situation is bad, but she is in a safe place with the right equipment etc so unfortunately there are people in more urgent need to take up the miniscule amount of SDA property coming on line. She is very scared of finding a possible place to only be told it’s already full. You can see she only has a limited amount of hope left and she can’t risk haven’t it crushed.
Imagine if Your Roommate/ Neighbours Die Every Few Weeks or Months
Young people with high care needs are in the high needs section in aged care. Who have the highest care needs there, those in the last few weeks of their lives.
Imagine getting to know the person next to you and then they die. And repeating that over and over again. You’d stop getting close just to protect yourself from the hurt. So then you just shut yourself of from those around you.
Aged Care is Number One Exit from Hospital
Young people are often placed in aged care to get them out of hospital. We know that some young people spend a year longer in hospital than they needed to just because they have no where to go. To then have to go into an aged care facility is just disgusting. It has to stop. But the numbers are so enormous that the scale of building required makes the SDA rollout the largest social housing program ever.
Not Pity or Admiration. Just a Solution
The young people we meet in aged care don’t want pity or you to think they brave or any emotional stuff. They just want a solution. They want to be able to live somewhere and have the support to live life like everyone else.
The government has finally put in place a solution but the numbers are so huge it’s Mind boggling.
7500 Admitted to Aged Care During Current SDA Push
While the government is pushing to have as many people build SDA property as possible by June 2022, 7500 new young people will be admitted to aged care alone.
NDISP has over $17m of property starting development this month. That’s just over 40 people housed. None of those 40 tenants are coming from aged care or at risk if going into it. We have nearly $200m due to start this financial year and that will get over 500 people into awesome places. We are aiming to at least double that in each of the following 2 years. And it’s just not enough. That’s $1b of development for 2500 people and there were at least 28,000 people who needed a place to live at 1 July this year and another 7,500 will be admitted into aged care alone. That’s without all the hidden people we’ve talked about previously.
Every Single Week We Meet More People Than We Can Help
Jon, myself and the rest of the team meet people everywhere who need help. More people than we can help. It’s heartbreaking that we have the solution and our capacity to help is growing all the time, but it needs more, we need your help.
So if you see us looking tired or you wondering why we are a bit hard to catch ( thank you to our lovely long suffering families for understanding), it’s because we are trying to help as many people as we can and every single place might not make a difference to the overall numbers, but it makes a massive difference to that person.
Help While Getting Great Returns on Investment
The government was really smart in the way they put the SDA system together. They knew there was no way the government or not for profits could deliver what was needed. So they put together a pricing regime that makes this such an attractive investment that it would stimulate lots of development.
Unfortunately the government also made the compliance and regulatory component so incredibly complex that it is just not possible to be an SDA provider in any small or medium scale.
That’s where NDISP comes in. We do all the hard work and compliance and do so at the lowest prices we can. Because although we need this to be a profitable business and to be profitable for investors, we need that profitability to be able to get as many people out of terrible places as possible. It is an absolute mission.
While the returns are amazing and far superior to any other property investment, they are lower than they could be. We maximise our inclusions in the builds and we provide extra support to participants. That is a completely non negotiable part of working with us. But if you’d love great returns, all the hard work taken care of and knowing your investment changes several people’s lives, we would love you to join us on our mission.
A Couple of Videos on Real People
Why6000 young people live in aged care. SBS.
Middy’s Smart Centre – Melbourne
Steve and Helen at Middy’s smart centre in Melbourne were really great.
Middy’s have been outstanding working with our electrician, Yellow Card Electrical and have spent hours helping design all our systems. Ray in the Brisbane automation office has been outstanding also.
The visit did make us consider putting solenoids in for water in the showers.
Summer Foundation Annual Public Forum – How Long is Too Long
It was such a privilege to spend time with people who are enjoying an SDA Property. A 25 year old lady was talking about just how life changing it is. Her mother has cared for her for 25 years and then 24/7 carers. She now has downtime, time by herself can go to the city and a park by herself. Her mother got her life back too, it really was life changing for her.
And there were the terrible stories from people stuck in aged care. One lady has been in for 6.5 years. She has to go to bed at 7:30pm each night. And it was clear she has given up, she worked hard for a year to find somewhere, but she has completely given up.
NDISP has started installing timelapse construction cameras on selected construction sites to allow our tenants and owners to keep an eye on progress. The feed above is to a Freedom 4, 4 x 2 bed unit place in Morningside in Brisbane’s inner east. The property pole is in and as soon as Energex moves the power cable from the house to the pole then demolition will commence. This is followed by excavation and retaining of this site of around 1500mm in some places to allow a nice flat block for us to start building.
Link to our SDA Property Construction Camera Feeds
Should look a little different when done.
Our design team are working their way through the floor plans and renders for many of our properties to allow our tenants to get a feel for what their properties will be like.
We are very happy with how our bedroom renders in our share houses have come up. NDISP currently has 19 different designs for SDA Property in QLD across houses, units and town houses
Choice 2B SDA Property designs
SDA Demand in QLD – 82 Newly Built SDA Properties – 1,182 NDIS Participants with SDA in their NDIS Plan
Massive Shortfall of New SDA Property in Queensland
With the release of the NDIA’s March quarterly report on 31 July 2019 we are able to see the massive shortfall between those people approved to live in a Specialist Disability Accommodation (SDA) property and the amount of newly built properties. With 25,192 people over 18 with an NDIS Plan in QLD, the 1,182 Participants with SDA in their plan represents only 4.7% of participants eligible for SDA. However, SDA was only able to be placed in a participant’s plan on 1 July 2018 and at that stage a completed and enrolled dwelling was required before you could even apply. This early data suggests that participants with SDA in their plan in QLD will far exceed the 6% initial target as has happened in other states.
The table below shows the key information:
SDA in Plan
|QLD – Other||10||10|
It’s important to note that there are a total of 417 SDA properties in Queensland as per the table below.
With it costing no more for a person with disability to live in a newly built property (the NDIS pays more, the tenant does not) we anticipate the vast majority of people will move across to newly built properties.
More than 12,000 NDIS Participants had SDA approved in their Plan at 30 March 2019
With the NDIA data release in August 2019 showing statistics up the end of the March Quarter 2019 the massive growth in people with approval to have Specialist Disability Accommodation (SDA) in their plan is obvious. With only 2,896 dwellings around the country, 363 of them being new builds, the demand for new dwellings is obvious. A participant pays no more for a newly built dwelling than an existing dwelling.
Queensland NDIS Participants with SDA in their Plan
It only became possible to have SDA approved in a Participants Plan on 1 July 2018, and at that stage requiring a fully enrolled (eg completed) SDA property to be able to apply, it was a very slow start to SDA in Queensland. The March Quarters statistics show just how rapidly this has grown. There are now 1,182 approved participants with only 83 new builds.
|QLD – Other||10|
Northern Territory NDIS Participants with SDA in their Plan
Likewise, NT Participants could only get SDA in their plans from 1 July 2018 and although there are now 170 territorians with SDA in their plans, the unfortunate reality there is almost no one is building with only 8 New Builds.
|NT_ – Other||8|
Victorian NDIS Participants with SDA in their Plan
Victoria has 3,701 participants with SDA in their plan, with only 58 New Builds
|North East Melbourne||559|
|Inner East Melbourne||630|
|Outer East Melbourne||362|
|VIC – other||7|
New South Wales NDIS Participants with SDA in their Plan
New South Wales has the most established SDA market with 4,614 participants with SDA in their Plan and 196 New Builds
|Hunter Trial Site||441|
|Hunter New England (excl. Trial Site)||256|
|Mid North Coast||137|
|Nepean Blue Mountains||309|
|South Eastern Sydney||350|
|South Western Sydney||364|
|Nsw – Other||11|
South Australian NDIS Participants with SDA in their Plan
South Australia has 1,692 participants with SDA in their plan, with only 11 New Builds
|Barossa, Light and Lower North||26|
|Eyre and Western||28|
|Far North (SA)||19|
|Fleurieu and Kangaroo Island||36|
|Murray and Mallee||80|
|Yorke and Mid North||37|
Western Australian NDIS Participants with SDA in their Plan
Western Australia has 454 participants with SDA in their plan, with 0 New Builds
|North East Metro||329|
|Central South Metro||31|
|WA_ – Other||29|
NDIA Data Release August 2019 (Data as at 30 March 2019)
The NDIA has released updated data on the National Disability Insurance Scheme. All of the above data was taken directly from their site
Specialist Disability Accommodation is governed by legislation. One of the key parts of legislation is the
National Disability Insurance Scheme (Specialist Disability Accommodation) Rules 2016
One of the key parts of the rules is part 6, Division 1 – The General Requirements for SDA to be funded. One of the oft missed part of these rules is that if the disabled person is a member of a couple, 1 bedroom places are ineligible to be funded without a 2nd bedroom or similiar sized room. Here is 6.1(d) quoted directly from the rules:
at least one private bedroom has been made available for the participant or, if the participant is a member of a couple, at least one private bedroom and a second room that may be a bedroom or another similar sized private room has been made available to the couple;
Now if I was to put my lawyers hat on, where not defined in the legislation, the common definition of word is what is used by courts to interpret what it means. The key phrase here is, “a member of a couple”, not lives with, cohabitants with, is married, in a defacto relationship etc but merely a “member” of a couple.
So on the plain reading of the rules, if a person with disability is single and moves into a one bedroom apartment, but then starts dating to a point where they (or a reasonable person) would consider them to be a couple then they breach one of the general requirements of the SDA rules for SDA property to be funded. A government agency can’t just ignore the legislation.
We are not out to cause panic to anyone with a disability living in a one bedroom apartment, these rules are what they are. Indeed, we would rather that this provision was amended or removed from the rules.
The demand is enormous. Again the NDIS minister has stated that there is a massive historic undersupply of suitable property but that the NDIS has allocated $700m in the coming financial year.